New York City Public Advocate Letitia James today addressed an issue that many Brooklyn residents lucky enough to get an affordable housing unit in Downtown Brooklyn’s largely luxury new apartment buildings already know – that they cannot use any of the building’s amenities such as the laundry, the gym and some common areas.
The issue retackles the “poor door” controversy in which the City currently proposes a requirement that all developers that get subsidies for including affordable housing units in their market-rate buildings must now have common entrances and lobbies. However, that requirement doesn’t address access to the building’s other amenities.
“All tenants should have equal access to all shared common areas and amenities, including, but not limited to, exercise facilities and laundry rooms. All units must also be constructed with comparable materials and finishes,” said James within an emailed press release.
The guarantee equal treatment recommendation was part of James’ four-point recommendation plan to substantially improve the de Blasio Administration’s Mandatory Inclusionary Housing proposal.
James said the proposals will lower the income eligibility for affordable housing, drive the production of more affordable units, protect existing residents from displacement, and guarantee equal treatment between market rate and rent-regulated tenants.
The other proposals include:
- Lower Income Eligibility – Require All Development to Include Some Affordable Units at 30% AMI
The current plan requires every development to have either 25% of the floor area be set aside for households making an average of 60% of area median income (AMI) or 30% of the floor area be set aside for households making an average of 80% AMI or, in combination with the first two options, a third ‘workforce option’ which would set aside 30% of the floor area at 120% of AMI. At these AMI levels, the City’s proposal targets families earning at or above $51,000 annually. Meanwhile, more than 25% of New York City households make less than $25,000 annually or less than 30% of AMI.
James is calling for an additional option to be included: that 30% of the floor area be set aside for households earning 30% AMI (making units affordable to a family of four earning $26,000 per year). She is also calling for every single development to include 15% of its affordable units for residents earning 30% AMI.
2. Increase Number of Affordable Units
If a developer chooses to build affordable units off-site, then the number of required affordable units should be increased by ten (10%) percent. Developers using the off-site MIH option should also be allowed to contribute towards affordable housing preservation projects in order to protect the City’s existing affordable units and rent-regulated tenants.
3. Protect Tenants from Displacement
Every newly rezoned neighborhood should be deemed a tenant anti-harassment zone. This would ensure that no developer will be able to demolish or significantly alter a building unless he or she has obtained a certificate of no harassment from the City.
“Right now, we have a chance to shape the affordable housing landscape in this City for generations to come, and we have to get it right. These common-sense changes within the proposed framework will expand affordable housing opportunities, protect existing residents, and guarantee equal treatment for all tenants,” said James, who as Public Advocate holds a appointment on the City Planning Commission.
“I appreciate Mayor de Blasio’s efforts on this pivotal issue and the substantive discussions we have had with the administration throughout this process. I am confident that when our recommendations are adopted, the MIH proposal will gain support from a cross-section of New Yorkers. Until that point, I reserve my support for this proposal and look forward to working with the Administration to improve it.”
